8 High Dunes · Fripp Island, SC 29920

$160,000

1 bd · 2.0 ba · 1,421 sqft · SingleFamily public records · 6 Days on market

Built 1978 4,602 sqft lot $115/mo HOA · 6% of rent

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this 3-bedroom, 2-bath duplex on desirable Fripp Island. Ready for a complete renovation, this property is a true blank canvas for investors, builders, or buyers with vision. In need of a full renovation, it offers the opportunity to reimagine the space from the ground up and create a custom coastal retreat or income-producing property. Located in the sought-after island community of Fripp Island, known for its beaches, golf courses, and resort-style amenities, the possibilities here are endless. Whether you're looking to renovate and resell, hold as a rental investment, or design your own getaway, this property presents a rare chance to capitalize on value in a prim

Key facts

• Complete renovation
• Rental investment
• Prime location

Tags

• COMPLETE RENOVATION
• CUSTOM COASTAL RETREAT
• RESORT-STYLE AMENITIES
• PRIME LOCATION
• RENTAL INVESTMENT

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $59 ($703/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.9% vs local median 0.8% in Fripp Island — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: St. Helena Elementary (math 17% / reading 22%, grade F, #499 of 597 statewide, top 84%, 347 students, 100% FRL); Lady'S Island Middle (math 23% / reading 35%, grade F, #142 of 229 statewide, top 62%, 434 students, 100% FRL); Beaufort High (math 47% / reading 81%, grade B-, #92 of 196 statewide, top 48%, 1,191 students, 49% FRL) — zoned schools average 83% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 330 active listings in the ZIP; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $160k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $657,923
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Ocean Point Dr	0.36mi	2/2.0 (+1)	1,354 (-5%)	8mo	$627,500	$463	64
143 Ocean Point Dr	0.37mi	2/2.0 (+1)	1,354 (-5%)	8mo	$730,000	$539	63
101 Sand Piper	0.51mi	2/2.0 (+1)	1,275 (-10%)	4mo	$512,000	$402	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-21,895
• Equity at exit: $23,857

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-13,034
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29920

• Home prices YoY: -14.5%
• Active inventory: 330
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$115
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $59

Break-even live

Break-even rent $1,960

Max offer price $160,000

Occupancy floor 92%

Sensitivity live

Price	-10% $149	-5% $104	+0% $59	+5% $13	+10% $-32
Rent	-10% $-102	-5% $-22	+0% $59	+5% $139	+10% $219
Rate	-1.0pp $139	-0.5pp $99	base $59	+0.5pp $17	+1.0pp $-25

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-04-21
   historical Under Contract - Take Backup
3. 2026-04-16
   listed $160,000 Active
4. 1990-12-05
   soldstatus $52,735

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,209 · $101/mo
• Projected year-2 tax: $1,209 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,404
• − Mortgage interest: −$8,962
• − Property taxes: −$1,209
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$1,380
• − Depreciation: −$4,655
• Taxable loss: −$1,625
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $1,093/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Fripp Island

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fripp Island, SC
• Population (ZIP): 9,918

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 41% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.29%
• Current HPI: 284.2064
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+203.4% since first listed

4 events — show timeline

• 2026-04-22 Pending — LRMLS
• 2026-04-21 Contingent — LRMLS
• 2026-04-16 Listed $160,000 LRMLS
• 1990-12-05 Sold (Public Records) $52,735 Public Records

Property tax history

-4.5%/yr

Latest (2025): $1,209 · +6.0% YoY. Source: county tax records.